When it comes to buying a ranch, one of the most important things to think about in the North Texas area is water. Whether you’re raising cattle, planning to grow crops, or just want a peaceful place for weekend getaways, you need to know what kind of water access the property has. In North Texas, where droughts aren’t uncommon, making sure you have access to a reliable water source for you and your animals is key. Here’s what you should keep in mind when checking out water on a potential ranch property:
1. Figure Out How Much Water You’ll Need
Before you start looking at properties, it’s good to have a sense of how much water you might need:
For Livestock and Farming: If you plan on running cattle or growing crops, you’ll need a steady supply of water for both drinking and irrigation. A good way to check if a pond holds water through the summer is by looking at the vegetation, slope of the pond, and historical imagery.
For Recreation and Wildlife: Dreaming of fishing, swimming, or attracting wildlife? A pond or lake can be a big draw, adding fun and value to your land.
For Your Home: Planning to live on the property? Whether it’s full-time or just for weekends, having clean water for the house is a must. Typically your drinking water will be provided by a rural water district, a water well, or the closest town.
2. Different Kinds of Water Sources
Most ranches in North Texas get water from one of three sources: ponds, wells, or a local water supply line. Let’s take a look at each one:
Ponds (aka Stock Tanks)
Ponds are a classic feature on ranches and can be used for everything from watering cattle to fishing or swimming.
The Good: They’re versatile, look great, and can help attract wildlife.
The Bad: They can dry up in a drought, and they need maintenance to stay in good shape. If you have a pond that goes dry in the summer, it can be helpful to remove the silt from the pond. This will increase the capacity of the pond and reduce the amount of water that seeps out of the pond.
What to Watch For: When you’re checking out a pond, take a look at the water level, check for leaks, and see how deep it is. A deep, well-maintained pond is a great sign. Deeper ponds will have calmer water and less moss than shallow ponds. If you do not know the area, you can use historical imagery from Google Earth to see if a pond has a "gone dry" in the summer.
Wells
Wells tap into underground water and can be a fantastic source if you’re away from a city water line.
The Good: A reliable well can serve your home, livestock, and even some irrigation needs.
The Bad: Drilling a well can be pricey (we're seeing the cost of drilling new wells start at $60-70/foot and increase in rocky areas), and you may need repairs or maintenance over time. Plus, groundwater levels can drop, especially during a dry spell.
What to Watch For: Ask about the depth of the well, the condition of the pump, and any recent water quality tests. A deeper well is usually more reliable but may cost more to maintain and to drill.
Municipal or Rural Water Supply
In some areas, you might be able to hook up to a city or rural water line. This can be a super convenient option if it’s available.
The Good: Consistent water supply with little maintenance required.
The Bad: You’ll have a monthly water bill, and availability can be limited based on the property’s location. In our area, we are seeing rural water districts that struggle to add additional meters. Just because a property has a water line at the road does not mean that the water company has the capacity to add a water meter.
What to Watch For: Check if there’s already a water meter on the property. If not, getting one installed can take time, so it’s something you’ll want to confirm early in the due diligence period. This is done with a "hydro study" which typically costs a few hundred dollars and is performed by the rural water company. Capacity for municipal water supplies is typically not an issue, but it is still worth a visit to see what they charge for a new meter.
3. Is the Water Source Reliable?
Even if a property has a pond, well, or water line, it’s important to figure out how dependable that source is. Here’s how to get a better idea:
Ask About the Property’s History: If possible, talk to the current owner or the neighbors. They can tell you how the water sources have held up in past droughts.
Take a Walk Around the Property: Look for signs of issues like a dry pond, cracked soil around a stock tank, or any recent repairs on a well.
Think About Backup Options: If you’re not 100% sure about the main water source, consider your backup options. Do you have a well if the pond runs dry? Is there a rural water line nearby you could hook into? What is the closest water source if you needed to truck in water for a short period of time?
4. Don’t Forget About Legal and Permitting Issues
Water rights can be a bit complicated in Texas, so it’s important to know what’s allowed on your property:
Groundwater Rights: In Texas, landowners usually have the right to pump groundwater, but this can be regulated by local groundwater districts. Make sure to check if there are any rules in place.
Surface Water Rights: If there’s a lake, river, or creek on the property, it’s generally owned by the state. You may need permission to use this water for irrigation or other purposes. There are exemptions available for ponds smaller than 200 acre-feet in size and used for domestic, livestock, or fish and wildlife purposes (Visit https://landassociation.org/texas-water-law-a-pond-to-call-my-own/ for more information).
Permitting: If you’re thinking about digging a new well or building a pond, you might need a permit. Working with an experienced land agent can help you navigate this process.
Bottom Line: Water Access Matters
Water is increasingly important when it comes to ranches in North Texas. Whether you need it for your cattle, crops, weekend fun, or just a nice glass of cold, clean water, making sure the property has what you need will save you a lot of hassle in the long run. We’ve got years of experience helping buyers evaluate water access and find the right fit, so if you’re ready to start your search, let us know. We’d love to help you find a ranch that checks all your boxes!
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